We are planning to buy a 2 bedroom apartment in Heath Hayes with a mortgage. We like our Heath Hayes solicitor, but the bank advise she’s not on their "panel". We have to appoint one of the lender panel solicitors or continue with our Heath Hayes lawyer and pay for one of their panel lawyers to represent them. This seems very unfair; are we not able to demand that the mortgage company use our Heath Hayes conveyancer ?
Unfortunately,no. The mortgage offered to you is subject to its terms and conditions, one of which will be that lawyers will on the lender’s conveyancing panel. Until recently, most lenders had large numbers of law firms on their panels: a borrower could choose one for themselves, as long as it was on the lender's panel. The lender would then simply instruct the borrower's lawyers to act for the lender, too. You can use your lender's panel lawyers or you could borrow from another lender which does not restrict your choice. Another option that might be available is for your Heath Hayes conveyancing solicitor to apply to be on the conveyancing panel.
I am buying my first flat in Heath Hayes with a loan from Aldermore. The builders refused to move on the amount so I negotiated five thousand pounds worth of fixtures and fittings instead. The property agent told me not reveal to my solicitor about this extras as it will put at risk my mortgage with Aldermore. Is this normal?.
All lenders require a Disclosure of Incentives Form from the builder of any new build, converted or renovated property, It is available online from the Lenders’ Handbook page on the CML website. CML form is completed and handed to the lender's surveyor when the inspection is done.
Lenders have different policies on incentives. Some accept none at all, cash or physical, while others will accept cash incentives up to 5%.
Hard to understand why the representative of a builder would be suggesting you withold information from a solicitor when all this will be clearly visible on forms the builder has to supply to its solicitor, the buyer's solicitor and the surveyor.
Yesterday I discovered that there is a flying freehold element on a property I have offered on two weeks back in what should have been a simple, chain free conveyancing. Heath Hayes is the location of the property. Can you shed any light on this issue?
Flying freeholds in Heath Hayes are rare but are more likely to exist in relation to terraced houses. Even though you don't necessarily need a conveyancing solicitor in Heath Hayes you must be sure that your lawyer goes through the deeds diligently. Your mortgage company may require your conveyancing solicitor to take out an indemnity policy. Some of the more diligent conveyancing solicitors in Heath Hayes may decide that this is not enough and that the deeds be re-written to give you the most up to date legal protection. If so, the next door neighbour also had to sign up to the revised deeds.It is possible that your lender will not accept the situation so the sooner you find out the better. You should also check with your insurance broker as to whether they will insure a flying freehold premises.
Given that I will soon spend hundreds of thousands of pounds on a property in Heath Hayes I wish to have a conversation with the conveyancer about mytransaction in advance of appointing the firm. Is this something that you can arrange?
Absolutely - we would be happy to talk to you we do not take any clients on without you speaking to the conveyancer who will be conducting your conveyancing in Heath Hayes.There is no ‘factory style conveyancing’ - each client is unique person, not a matter number. The law firms that we put you in touch with believe that the figure you are calculated and presented to you for your conveyancing in Heath Hayes should be the figure that you end up paying.
My husband and I are 18 days into a residential purchase having been directed to a firm by the selling agent to do our conveyancing in Heath Hayes. I am am extremely dissatisfied with the quality of service. Could you help me find new conveyancers?
A conveyancer would need to be really bad to suggest changing them. Has your loan offer been issued? In the event that it has you need to advise them of the new contact details and have the mortgage documents are issued to the new lawyers. Your solicitor ideally needs to be on the lenders approved list to avoid added expenses and complications. So that should be your first question of the new lawyers. Our find a solicitor tool will help you find a lender approved solicitor for your conveyancing in Heath Hayes
Back In 2006, I bought a leasehold house in Heath Hayes. Conveyancing and Leeds Building Society mortgage are in place. A letter has just been received from someone saying they have taken over the freehold. It included a ground rent demand for rent dating back to 1995. The conveyancing solicitor in Heath Hayes who acted for me is not around. Any advice?
The first thing you should do is contact the Land Registry to make sure that the individual claiming to own the freehold is in fact the registered owner of the freehold reversion. It is not necessary to instruct a Heath Hayes conveyancing solicitor to do this as you can do this on the Land Registry website for £3. Rest assured that regardless, even if this is the legitimate freeholder, under the Limitation Act 1980 the limitation period for recovery of ground rent is six years.
Leasehold Conveyancing in Heath Hayes - A selection of Queries before buying
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The best form of lease arrangement is a share of the freehold. In this situation the lessees have being in charge if their destiny and although a managing agent is usually retained where the building is larger than a house conversion, the managing agent retained by the leaseholders. Best to be warned whether window replacement or some other major work is due shortly that will be shared by the tenants and will materially increase the the maintenance charges or result in a specific invoice.